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HomeMy WebLinkAbout5H Comment to OOA re Scott County Comp Plan 6001p�O4646 Dakota Street SE Prior Lake,MN 55372 44NNEsolt' CITY COUNCIL AGENDA REPORT MEETING DATE: MAY 26, 2015 AGENDA#: 5H PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR PRESENTED BY: DAN ROGNESS AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION PROVIDING COMMENTS TO THE ORDERLY ANNEXATION BOARD REGARDING A PROPOSED AMENDMENT TO THE SCOTT COUNTY 2030 COMPREHENSIVE PLAN DISCUSSION: Introduction The purpose of this agenda item is to consider providing comments to the Or- derly Annexation Board (OAB) in relation to an application by Steve and Jeanette Hentges to amend the 2030 Comprehensive Plan. This amendment affects a 53-acre parcel within the Orderly Annexation Area (OAA) with Spring Lake Township. History Scott County received an application to amend its 2030 Comprehensive Plan to re-guide a parcel from "Commercial/Industrial Reserve" to "Commercial/Indus- trial". The 53-acre parcel is located at the southwest corner of Highways 13 and 282. The desired first phase is a gas station convenience store. The applicant also submitted a concept plan for a larger area, which shows mixed commercial and industrial uses. Current Circumstances Councilor Morton is one of three members of the OAB, which will meet Wednes- day, May 27th to make a decision on this application. Prior to submitting an ap- plication, the Hentges' met with city and county staff to receive preliminary input on their proposed development project. A letter dated June 19, 2013 is attached providing such input from the city of Prior Lake. The City Council is now being asked to provide comments to the OAB. Key issues related to the proposed land use amendment include: 1. What will be the ultimate design for the future Highway 13/17/282 inter- section, resulting in certain right-of-way needs and supporting local road networks (see Attachment 4). 2. How can a rural design for sewer, water and storm water be done in a way that fits into a future urban design for this infrastructure (see Attach- ment 3). 3. How will future costs associated with an urban design of infrastructure be allocated to and paid by the land owner(s)? Conclusion Within the existing Commercial/Industrial Reserve area, typical land uses in- clude agriculture and related uses, and single family detached dwellings. The corresponding county zoning district is Urban Business Reserve (UBR). Within the proposed Commercial/Industrial area, typical uses include general commer- cial and retail uses, contractor yards, warehousing, offices, manufacturing and processing, outdoor sales and display, and agriculture and related uses. The corresponding county zoning district is General Commercial and/or Rural Indus- trial. A goal in the county's Comprehensive Plan also states, "Identify and reserve land along arterial transportation routes for future commercial and industrial de- velopment that will be served by urban services. That goal says that C/I land should be held in reserve until either: (1) urban services are extended to the area, (2) annexation of land into the city occurs, or(3) supplies of existing vacant commercial/industrial land are substantially depleted. Finally, this goal states that for proposed rural commercial or industrial development within an OAA, ap- ply the same site design and performance standards as required by the munici- pality (i.e., building materials, screening, lighting, landscaping). The City Council briefly discussed this topic at a retreat on April 1, 2015, resulting in comments opposed to the proposed land use amendment. Those comments included uncertainty as to how a rural design can transition to an urban design in the future, including the lack of certainty in how to allocate future urban service costs. Therefore, staff has drafted a resolution against the proposed land use plan amendment in the Scott County 2030 Comprehensive Plan. ISSUES: The proposed resolution confirms the city of Prior Lake's position against the proposed land use changes within the OAA that would allow rural design com- mercial and industrial development prior to urban services being available. This proposal undermines the concept of annexation and extension of municipal utility services to provide for the highest and best use of the land in a way that is protective of the environment. If the property is allowed to develop with interim services including private well and septic, the objective of servicing the property as it should be will be resisted in the future (and very likely successful as proving special benefit will be more difficult). It would be viewed as an unnecessary expense to the property owner rather than as an essential expense to allow for the proper development of the property. In short, the proposal is premature unless the property owner agrees to pay the costs of serving the 50 acres with municipal utilities and the proportionate costs for the roadway, intersection design and construction which will be necessary to serve this area at build out. ALTERNATIVES: 1. Motion and a second, as part of the Consent Agenda, to approve a resolution providing comments to the Orderly Annexation Board regarding a proposed amendment to the Scott County 2030 Comprehensive Plan 2. Motion and a second to direct staff to return with further information as iden- tified by the Council. RECOMMENDED Alternative#1 MOTION: ATTACHMENTS: 1. Memo from Scott County dated March 4, 2015 2. Letter from City of Prior Lake dated June 19, 2013 3. Sanitary Sewer Plan, Prior Lake 2030 Comprehensive Plan 4. Highways 13/17/282 intersection plans from CSAH 17 Corridor Study 2 0„i PRio, i6Q1 4646 Dakota Street SE `�rlvxssol.t* Prior Lake,MN 55372 RESOLUTION 15-xxx A RESOLUTION PROVIDING COMMENTS TO THE ORDERLY ANNEXATION BOARD REGARDING A PROPOSED AMENDMENT TO THE SCOTT COUNTY 2030 COMPREHENSIVE PLAN Motion By: Second By: WHEREAS, Scott County received an application from Steve and Jeanette Hentges to re-guide a 53-acre parcel with the Prior Lake Spring Lake Township Orderly Annexation Area (OAA) from Commercial/Industrial Reserve to Commercial/Industrial in the County's 2030 Comprehensive Plan; and WHEREAS, The OAA Board will act upon this application at a meeting on May 27, 2015, which includes three representatives; one each from Scott County, Spring Lake Township and Prior Lake; and WHEREAS, The City Council agrees with Goal#V-21 of the Scott County 2030 Comprehensive Plan which states that land in commercial/industrial reserve areas should remain in that status until either: (1) urban services are extended to the area, (2) annexation of the land into the city occurs, or (3) supplies of existing vacant commercial/industrial land are substantially depleted; and WHEREAS, The City Council has a Comprehensive Sewer Policy Plan in its 2030 Comprehensive Plan and an orderly annexation agreement with Spring Lake Township that identifies the staging of sanitary sewer from north to south along the County Highway 17 corridor. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Prior Lake City Council recommends to the OAA Board to deny a land use plan amendment application from Steve and Jeanette Hentges related to the Scott County 2030 Comprehensive Plan, as the proposal is inconsistent with the objectives and purpose of the Scott County Comprehensive Plan, City of Prior Lake Comprehensive Plan, City of Prior Lake-Spring Lake Township Orderly Annexation Agreement;furthermore, it is premature to change the classification from a reserve to non-reserve status before: (a) urban utility services are available; (b)the future right-of-way need for a redesigned Highway 13/17/282 intersection is identified; and (c) the cost allocation method for future city infrastructure improvements is determined. 3. In the event that the OAA Board believes there is merit to approve the comprehensive plan amendment, that an approval only be granted if the property owner contractually agrees and provides financial securities to assure design and construction of the municipal utilities, roadways and intersections necessary to serve this property at build-out, and that annexation of the property be undertaken concurrent therewith. PASSED AND ADOPTED THIS 26th DAY OF MAY, 2015. VOTE Hedberg Keeney McGuire Morton Thompson Aye ❑ ❑ ❑ ❑ ❑ Nay ❑ ❑ ❑ ❑ ❑ Abstain ❑ ❑ ❑ ❑ ❑ Absent ❑ ❑ ❑ ❑ ❑ Frank Boyles, City Manager http://financel/teams/am/October 4 2010/05 26 2015(Tuesday)/Scott Co Comp Plan Amendment Res.docx 2 Akae-k SCOTT COUNTY COMMUNITY SERVICES ;1 [ COU ENE- T- GC 11 U H AVENUE 9_. GOVERNMENT CENTER 114.200 FOURTH AWEST•SHAKOPEE,MN 55379-1220 (952)496-8475•Fax(952)496-8496•Web www.co.scott.mn.us Memo Date: March 4, 2015 To: Representatives of Adjacent and Affected Government Units Subject: Proposed Amendment to the Scott County 2030 Comprehensive Plan From: Brad Davis, Planning Manager, Scott County This letter serves as official notice of a proposed land use amendment to the County's 2030 Comprehensive Plan Update. Scott County is required to notify adjacent and affected governmental units of any proposed plan amendments prior to submitting them for review by the Metropolitan Council. Steve and Jeanette Hentges are requesting a land use amendment to re-guide their 53-acre parcel from"Commercial Reserve'to"Commercialllndustriar to eventually develop the farmland over phases into a mix of commercial and industrial uses. The desired first phase is a gas station/convenience store at the corner of Highways 282 and 13. The parcel is located in the Prior Lake Spring Lake Orderly Annexation Agreement (OAA) area. Pursuant to Minn. Stats Section 414.0325, subd. (a) and (b), and as authorized under agreement by the City of Prior Lake and Spring Lake Township, a three-person OAA Board shall make the determination on this requested comprehensive plan amendment. Please review the map and respond to this request using the attached form. Your prompt attention to this request is greatly appreciated. If you have any questions, please contact Brad Davis by calling (952) 496-8654 or emailing bdavis{a•co.scott.mn.us. Please return your form by mail,fax, or email no later than May 4, 2015. Buz rad Davis, lanning Manager Scott County Community Services 200 Fourth Avenue West Shakopee, MN 55379 Phone—952.496.8654 Fax—952.496.8496 Email—bdavisco.scott.mn.us Re: Agency Response to Scott County 2030 Comprehensive Plan Amendment 3/4/15 Page 1 of 2 Memo Please be advised that (Agency/Jurisdiction) has received notice from Scott County of a proposed Comprehensive Plan Amendment to re- guide a 53-acre parcel at the southwest quadrant of State Highways 282 and 13 from "Commercial Reserve"to "Commercial/Industrial". Check applicable line: The Comprehensive Plan Amendment is not anticipated to impact this jurisdiction or agency. No comments on this application will be forthcoming. This agency will submit written comments on the request. Other: (attached separate sheet if necessary) Name Date Title 3 O. - `..`:``:',*-e4,,, ! P y '' C�. 4,yl'.'''''''''-'4' '"7"t`' II P:''''''411';';';SPRIMLAKE 7t4 NSEHE �J / 1j � I w y,y ,� - .E DE-1 FOR COMPREHENISfVE PLAN AMENDMENT s ¢ A `., "iws, t �'` of f � ;C- (j 1S fir' • ,[� ',.;Y:;;;;, } a Nti ', '';'. ' • 1 . 1; A, 1 . •� 44 a't.4 al,�r ;� i • . t � t Mf_ - ‘..,,,..:ZN,...'..-''''' : ! 8 r• 2£ !d 1 . 3 • S ):PH`c.—':(4- . .1---•-*-.:,:-!:-..----; 1 .,. x 'f, f 1 M ( � .. ik.. t P L/NGFO4D BLVD '�•].- 4 #b .4i,-- ice`',_ � � "''o.!?� _ _ o--. ..i-. f .r' ;t rr tr� . _ �.+ : � r ,`.x-, ;ir1 � r B li 7,4 ,..., ,, , ..,....,,p,,,r.:,-. 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Reserve Co n�ne6•oi ilindustd•iai 174ST=E `I �'�` —I.74_STIE 1 :j'` / Prior Lake ' Prior Lake ,, .. \i` t�IMaau1®l, ;; .7 ort I % m'ffi3fri -7/ ' //A • _____g __ / z F., r 7 k' err / r A 17,V ' .'"A/1 °"/.." 4 r7rrA"'rrs;#r .4 / /' /rfl./7/7/7/4 /.1 7 // ,.., _ -' LANGFORD BLVD //i,_,. . _ — .,.I _ — _— FORD BLVD .# ' �'�� ",,, 282 . :----, I t t ,.,P z i ala, Y �� sexes.+ „.-7. �' a.r'`;..� A Spring•Lake Twp C�•`Q`y 4 I ��� � _,sea. , _ / �� i c�/ r r�, ��";"_ -���, ve' 1 r - </, Sub".ec %Parcel ! Z ubject�Pa�redi %'` ,,,,e" 0, _ Aroopropir//r il".///' ''' 0. 1 , i :/ r' 18GSTF .� I / 186STE f' , 4 ,,,/,/, 4 ,,,-- 1 , / 1 , ', I = / 7 / ' , 0, . /,A Scoft County Comprehensive Pian Land Use Categories P111:0•11: 119180030 Ac es: X3.30 N O Agricultural Preservation lO Commerclal/lnduslrial O Rural Residential Reserve _ 17 r• l�1 Agricultural Transition �� ParNO enS ace Urban[x ansion � �� 2030 ���+3�1i4e L.... P P O P } O Municlpalillos L, Rural Residential Growth O Urban Transition 0 400 800 1,600 2,n�O 3200 'D Date: a Le C„6la rC h 3• 2015 ©1G O Commercial Reserve O Rural Resideraa!Growth Staged � . ,, ,„;..r,y;�� Feet 7)-ite concept iii n (-1\/ji -Is- �� Use ��n�' us Y'1 ,-°:.:7...• C -i l''''''''.7„,i'.- ::-."' s, ,)1.'''', 1.- -.i'. ��,r;� I i11k'',....°::''''.4.4,1,...2, - .. a kir • , I''J1 .rm,... r --.,';'4,7';'*. �, HIGHWAY 282. y ¢ � ... 1 * ,�T1 , 1• 3,A www+ tC,* E} " f( n 4 LI it L 111CIff,rifu ' '. a: Alive w 1•a iAl T' tterrier'':.' . +. '. * �' ''n .ver. ..�.. v.__.., r fes. :� /* R ti - , a." . spa.. ..: N, r _ . fi 1 it " I (9,. •C 100 200 J.00u1.1 UCO� ;`. !1 % .l V.2 U.2 O 1 4 ,'I Ateick PRIO4 4646 Dakota Street SE Prior Lake. MN 55372 A ritorEsolP June 19, 2013 Scott County Community Services Attn. Brad Davis Government Center 200 Fourth Avenue W. Shakopee, MN 55379 RE: Hentges Property Development Mr. Davis: This letter is intended to clarify the city's position on a potential future application for a com- mercial development project on property currently owned by Steven and Jeanette Hentges (53 acres) at the southwest corner of CSAH 17 and TH 282. 1. The Hentges property is currently guided for industrial development in the city's 2030 Com- prehensive Plan; a commercial use such as a gas/convenience store would not be permitted in that zone. An amendment to the plan would be necessary to allow a commercial use. 2. This property is within the Orderly Annexation Area (OAA), subject to an agreement between Prior Lake and Spring Lake Township. The most recent annexation included property on the west side of Spring Lake that is approximately 3,150 feet from the Hentges property. 3. Future annexations could occur once sewer/water is within 150 feet of property. Even though municipal sewer and water is being extended to residential lots this year in the recently an- nexed area, these homes are nearly 5,000 feet from the Hentges property. Even more im- portant is the fact that there is no more capacity in the city's sewer system to serve more property within the OAA. Future extensions of sewer can only occur once a sewer line is ex- tended south of CSAH 82 to Stemmer Ridge Road, a $4 million project (sewer, water, storm sewer and street costs). 4. These combined public utility constraints would support a position by the city that a proposed commercial development on the Hentges property is premature. 5. If an application were to be submitted to the county for a comprehensive plan amendment, plans for one commercial project would need to be expanded to include a large area that en- compasses plans for a future highway interchange and supportive road networks. Please contact me at 952-4479813 if you have further questions. 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